113 S Lutcher Ave · Lind, WA 99341

$60,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 206 Days on market

Built 1947 8,817 sqft lot $65/sqft · 64% below area ↓ 3% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Two bed one bath home located on a dead end street. New roof just over 2 years ago. Inside needs renovations.

Key facts

• Dead end street
• New roof
• 8,817 sq ft lot

Tags

• DEAD END STREET
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($890 rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#450 in WA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Lind School District (rural): math 30% / reading 60% proficiency, ranked #184 of 291 in WA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 49 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($421 loan paydown + $4k appreciation (6.3% local appreciation)).
• Adams County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,592 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 12.54%
• Cash-on-cash: 22.33%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $170,232
• List price: $60,900
• Delta: -64.23%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

6.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.29×
• Total profit: $39,027
• Equity at exit: $39,608

10-year hold

• IRR: 32.0%
• Equity multiple: 6.79×
• Total profit: $98,652
• Equity at exit: $72,999

Cash invested: $17,052 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 28 Tenant-Leaning
• State Washington: 28 Tenant-Leaning · D+8
• County: — inherits STATE
• City: — inherits STATE

Just-cause statewide (2021); Seattle layers rent control restrictions + relocation assistance; very tenant-friendly.

Methodology + full state rankings →

ZIP-level market 99341

• Home prices YoY: 2.5%
• Active inventory: 14
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $890 medium
• Mortgage (P&I): −$319
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $317

Break-even live

Break-even rent $488

Max offer price $60,900

Occupancy floor 59%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,225
• Closing costs: $1,827
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $60,900 Active 206 DOM
2. 2026-06-17
   days on market $60,900 Active 205 DOM
3. 2026-06-16
   days on market $60,900 Active 204 DOM
4. 2026-06-15
   days on market $60,900 Active 203 DOM
5. 2026-06-15
   days on market $60,900 Active 202 DOM
6. 2026-06-13
   days on market $60,900 Active 201 DOM
7. 2026-06-12
   days on market $60,900 Active 200 DOM
8. 2026-06-09
   days on market $60,900 Active 197 DOM
9. 2026-06-08
   days on market $60,900 Active 196 DOM
10. 2026-06-08
    days on market $60,900 Active 195 DOM
11. 2026-06-05
    days on market $60,900 Active 193 DOM
12. 2026-06-03
    days on market $60,900 Active 191 DOM
13. 2026-06-02
    days on market $60,900 Active 190 DOM
14. 2026-06-01
    days on market $60,900 Active 189 DOM
15. 2026-05-31
    days on market $60,900 Active 188 DOM
16. 2026-04-12
    price $60,900
17. 2025-11-24
    listed $62,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WA · Resets to sale price

• Current annual tax: $489 · $41/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$107/yr (+$9/mo · 21.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 8/10 Severe 15 unhealthy d/yr today · 16 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,676
• − Mortgage interest: −$3,411
• − Property taxes: −$489
• − Insurance: −$304
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$1,772
• Taxable income: $2,990
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,090/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lind School District
• NCES district ID: 5304410
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $46,023
• Composite: 40.42/100
• National rank: #7728
• State rank: #184 of 291 in WA

Livability — Lind

• Score: 61/100
• State rank: #450
• US rank: #18404

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lind, WA
• Population (ZIP): 685

Population outlook (Adams County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 19,746 · +1.0%
• By 2040: 20,362 · +4.1%
• By 2050: 21,026 · +7.5%
• By 2075: 22,272 · +13.9%
• By 2100: 22,737 · +16.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 5% Iranian 4% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+43.3) · D 27.2% · R 70.5% · Other 2.3%
• 2008→2024 swing: -8.9pp toward R · 2008: -34.4pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+35.7 2016: R+39.7 2012: R+33.9 2008: R+34.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.34%
• Current HPI: 263.7149
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.65%
• F500 in state: 22

Industry mix (Fortune 500 HQ in WA)

Industry	F500 HQs	Revenue
▸Retail	2	$269B
▸Technology / Retail	1	$638B
▸Technology	1	$245B
▸Telecommunications	1	$38B
▸Food / Beverage	1	$36B
▸Automotive / Trucks	1	$34B

Price history

-3.2% since first listed

2 events — show timeline

• 2026-04-12 Price Changed $60,900 NWMLS as Distributed by MLS Grid
• 2025-11-24 Listed $62,900 NWMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2026): $489 · -5.1% YoY. Source: county tax records.